Officer Report

Application No.: 25/90074/B Applicant: Mr & Mrs Tony Cross Proposal: Replace existing integral sunroom with new sunroom, widen existing driveway and vehicle access Site Address: Grey Ladies Clifton Road Port St Mary Isle Of Man IM9 5EL Planning Officer: Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.02.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.

Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019

This application has been recommended for approval for the following reason.

The proposal is considered to result in acceptable visual, amenity and highway safety impacts and complying with General Policy 2 (b, c, g), Community Policies 7 and 10, and Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Section 7 of the Residential Design Guidance 2021.

Plans/Drawings/Information; This approval relates to the following all date published online 20/01/2025:

• o Drawing number 101
• o Drawing number 102
• o Drawing number 103
• o Drawing number 104
• o Drawing number 107
• o Drawing number 108 _________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal:
• o Department of Infrastructure Highway Services - no objections

• o Local Authority - no objections _________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site relates to detached dwelling Grey Ladies, Clifton Road, Port St Mary

2.0 THE PROPOSAL - 2.1 Proposed is:

• o Replacement of front flat foot conservatory with new flat roof sun room extension
• o Widening of existing access and driveway

3.0 PLANNING HISTORY - 3.1 The property has been subject to two previous planning applications approved for sunroom under 85/00301/B, and 23/01496/B approved for the removal of the sunroom and installation of bi-folding doors to rear.

4.0 PLANNING POLICY - 4.1 The site is within an area designated as Residential on the Area Plan for the South. The site is not within a Conservation Area and is not at any flood risk. - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:

• o Strategic Policies 3 and 5 - promote good design and use of local materials and character
• o General Policy 2 (b) (c) (g) (n) - general standards towards acceptable development visual and neighbouring amenity, and energy reduction.
• o Paragraph 8.12.1 - supports principle of residential development in zoned areas
• o Environment Policy 42 - promotes development taking account of locality in design.
• o Community Policy 7, 10 - prevent criminal activity and reduce spread of fire
• o Infrastructure Policy 5 - conserve the Island's water

4.3 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant:

• o Section 4 - Extensions
• o Section 7 - Impact on Neighbouring Properties

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 5.1 Port St Mary Commissioners - "Please be advised that at their recent meeting, Port St Mary Commissioners had no objections" - 5.2 DOI Highway Services - Do Not Oppose (27/01/2025) no significant negative impact upon highway safety, network functionality and/or parking. A S109 highway agreement will be required for an extension of the dropped kerb vehicular footway access. - 5.3 No comments received from neighbouring properties.

6.0 ASSESSMENT - 6.1 The key issues to consider in the case of this application are the visual, amenity and highway safety impact as a result of the proposed extension and access works. - 6.2 Extension

• 6.2.1 The existing dwelling is a non-traditional single storey dwelling sitting within a streetscene comprising a mix of dwelling styles and designs and one which is capable of accommodating some degree of change without harm to the overall streetscene.
• 6.2.2 The existing dwelling already has an existing flat roof conservatory sunroom on the front elevation and the proposal seeks to replicate this with a similar flat roof style sunroom on a similar footprint and siting but with floor to ceiling glazing and sliding doors compared to the existing patio doors and windows. The roof height is still to aligning with the eaves of the existing dwelling and is not to project any closer to either neighbour nor to result in any increased or new overlooking. New steps will run the full width providing access down into the front garden. By reason of its size, scale design and flat roof arrangement the proposal is not considered to make any worse the existing arrangement or how the dwelling is viewed within the streetscene or surrounding area. The proposal is considered to have an acceptable visual impact in line with General Policy 2 (b, c, g) and meeting with principles of the Residential Design Guidance 2021.
• 6.3 Driveway and Access

• 6.3.1 The proposed works seek to increase the existing access from 2.4m to 3m wide. The drawings indicate that the pillar and wall are to be rebuilt matching and mimicking the existing pillar and wall situation. The proposal is not expected to result in any new or increased highway safety impacts beyond the existing situation as to warrant any issues or concern and the proposal is not considered to result in any visual harm to the streetscene. The proposed works are considered to meet with GP2 (b, c, g, h and i).

6.4 Other Matters

• 6.4.1 Being works to an existing dwelling the proposal is not expected to result in any changes beyond the existing occupation of the single dwelling to affect or increase fire spread, criminal activity or water conservation and no concerns are raised in this respect and meeting with Community Policies 7 and 10, and Infrastructure Policy 5.

7.0 CONCLUSION - 7.1 The proposed works are considered to have an acceptable visual, amenity and highway safety impact complying with General Policy 2 (b, c, g, h and i), Community Policies 7 and 10, and Infrastructure Policy 5 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Section 7 of the Residential Design Guidance 2021.

8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;

• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative. _____________________________________________________________________________________________________

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 24.02.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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